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Updated 25 September 2026

A Dominican property purchase runs on Spanish legal, tax and land terms that a foreign buyer meets for the first time in a contract or a registry certificate. Here's the real picture: the forty terms that come up in every transaction, each defined in one paragraph with what it means for a buyer, grouped by where they appear.

Quick Answers

What is the single most important term?

Deslinde — the judicially approved survey that individualises a parcel. Since 4 April 2009, transfers of land without a completed deslinde are not registered.

A property described as having clean title but an in-progress deslinde cannot complete until the survey is approved.

What is the difference between a Certificado de Título and a Constancia Anotada?

A Certificado de Título covers one individualised property with its own cadastral designation. A Constancia Anotada recognises a right to an area within a larger undivided parcel.

The first is the definitive Dominican title. The second is the document a property holds before its deslinde is complete.

What are the tax terms?

ITBI is the 3% transfer tax at purchase. IPI is the 1% annual property tax above the threshold. ITBIS is the 18% value-added tax, relevant on imported goods and new-build services. CONFOTUR is the tourism incentive that waives ITBI and IPI for qualifying property.

Four acronyms, four different taxes or exemptions.

What is a promesa de venta?

The preliminary purchase contract — a promise of sale — setting price, deposit, conditions, completion date and default terms.

It is signed after title verification and governs everything through to the acto de venta.

What is a tarea?

The Dominican unit of land area: 628.86 square metres, approximately 0.155 acres. Land is quoted in tareas.

A 5-tarea lot is 3,144 square metres.

What is the zona marítima?

The 60-metre strip from the high-water mark, which is state land and public. Property sits behind it and it cannot be built on.

It is the legal guarantee that a beachfront view stays.

Who is a notario?

A licensed Dominican attorney holding a notarial commission, whose authentication gives a document public-instrument status. Not a signature witness.

The notario authenticates the acto de venta before registration.

What is a poder?

A power of attorney. A poder especial is limited to one transaction and is how a buyer completes without attending.

Executed abroad before a notary and apostilled.

What is a condominio?

The legal regime under which a building is divided into individually titled units with shared common elements.

A condo unit has its own Certificado de Título under the regime; the roof, pool and grounds are held jointly.

What is the DGII?

The Dirección General de Impuestos Internos — the Dominican tax authority. It sets the appraised value on which ITBI and IPI are calculated.

The appraised value can differ from the purchase price; ITBI is charged on the higher of the two.

Title and Registry

Certificado de Título

The definitive Dominican title document, issued by the Registro de Títulos, covering one individualised property with its own cadastral designation. A foreign buyer receives one in their own name. It is the document a transaction produces.

Constancia Anotada

A registry document recognising a right to a stated area within a larger parcel that has not been divided. It is not a Certificado de Título. A property held on a Constancia Anotada needs a completed deslinde before it can be transferred and titled individually.

Deslinde

The judicially approved topographical survey that individualises a parcel and gives it its own cadastral designation. Since 4 April 2009, transfers of rights over land without a completed deslinde are not registered. In progress and complete are entirely different purchases.

Designación catastral

The cadastral designation — the unique identifier of a surveyed parcel on the register. It appears on the Certificado de Título and is how the property is identified in the promesa de venta and the acto de venta.

Certificación de Estado Jurídico del Inmueble

A certificate from the Registro de Títulos stating the property's current legal status, including the registered owner and any registered charges. The buyer's attorney obtains a current one before contract.

Registro de Títulos

The title registry, part of the Jurisdicción Inmobiliaria. It holds the register, issues the Certificado de Título and records transfers and charges.

Jurisdicción Inmobiliaria

The real estate jurisdiction — the specialised court and registry system that administers Dominican land under Law 108-05.

Ley 108-05

The Real Estate Registry Law of 2005, which governs the Torrens system, the deslinde, the Certificado de Título and title registration in the Dominican Republic.

Sistema Torrens

The registration system under which the register is the authoritative statement of ownership and the state guarantees it. Dominican title is Torrens-based, which is a stronger foundation than the deed-recording model used across much of the region.

Gravamen

A charge or encumbrance registered against a property — a mortgage, a lien, a judgment. The Certificación de Estado Jurídico shows any registered gravamen.

Tax

DGII

The Dirección General de Impuestos Internos, the Dominican tax authority. It publishes rates, sets the appraised value of a property, and collects ITBI, IPI and capital gains.

ITBI

The Impuesto sobre Transferencias de Bienes Inmuebles — the 3% transfer tax paid at purchase, assessed on the higher of the DGII appraised value or the declared price. Waived under CONFOTUR.

IPI

The Impuesto sobre la Propiedad Inmobiliaria — the 1% annual property tax on appraised value above the threshold, RD$10,695,494 for 2026 (approximately US$182,000), assessed on an individual's combined holdings, paid on 11 March and 11 September. Waived under CONFOTUR.

ITBIS

The Impuesto sobre Transferencias de Bienes Industrializados y Servicios — the 18% value-added tax. Relevant to a buyer on imported furniture and appliances and on certain services. Not a property transfer tax.

Valor tasado

The appraised value set by DGII for a property, used as the base for ITBI and IPI. It can differ from the purchase price.

Ganancia de capital

Capital gains. On individual real estate transfers, a flat 10% on the gain under Law 30-26, with exemptions for reinvestment in a primary residence within six months and for sellers over 65.

Ley 30-26

The 2026 tax law, enacted 18 June 2026, that set capital gains on individual real estate transfers at a flat 10% and put the mortgage registration tax on a path to elimination — 1% in 2027, zero from 2028.

CONFOTUR

The Consejo de Fomento Turístico, which approves projects under Law 158-01. Property in an approved project is exempt from the 3% ITBI and from annual IPI for up to 15 years from project approval. The exemption runs from approval, not purchase; a buyer acquires the remaining years, verified by resolution number and approval date.

Contract and Transaction

Promesa de venta

The preliminary purchase contract — a promise of sale — setting the parties, the property by cadastral designation, price and payment, deposit and its return conditions, completion date, inclusions, conditions precedent, default terms and banking details. Signed after title verification; governs everything to the acto de venta.

Acto de venta

The transfer deed. It records the sale, is authenticated by a notario, and is filed with the Registro de Títulos with proof of ITBI payment to produce a new Certificado de Título in the buyer's name.

Notario público

A licensed Dominican attorney holding a notarial commission from the Supreme Court of Justice. The notario authenticates instruments and certifies identity, capacity and consent, giving a document public-instrument status. A civil law notary, not a signature witness.

Poder especial

A power of attorney limited to one transaction, authorising the buyer's attorney to sign and register on their behalf. Executed by the buyer abroad before a notary, apostilled, and expiring on completion. It gives no authority over funds.

Apostilla

The apostille — a certificate confirming a public document's authenticity for use in another Hague Convention country. The Dominican Republic has been a party since 2009, Canada since January 2024. Replaces consular legalisation.

Depósito

The deposit paid on signing the promesa de venta, held in the account named in the contract, returned or retained on the conditions the deposit clause sets.

Condición suspensiva

A condition precedent — a requirement the seller must satisfy before the buyer is obliged to complete. Clean title, completed deslinde, arrears cleared and CONFOTUR verified are the standard ones.

Régimen de bienes

The marital property regime. Dominican law distinguishes property acquired within a marriage; a married buyer's marital status is recorded at the Registro de Títulos and the attorney advises on the form.

Land and Property

Tarea

The Dominican unit of land area: 628.86 square metres, approximately 0.155 acres. Land is quoted in tareas. The tarea count in a contract must match the surveyed area on the Certificado de Título.

Zona marítima

The 60-metre maritime zone from the high-water mark, which is state land and public. It cannot be built on and is the legal guarantee that a beachfront property's frontage stays open.

Solar

A lot or plot of land, usually within an urban or developed area. Used in listings for building lots.

Finca

A rural property or farm, typically larger acreage outside town.

Villa

A detached house, usually with a private pool, on its own lot. The standard configuration in North Coast gated communities.

Apartamento

An apartment or condo unit. Used interchangeably with condominio for a unit.

Penthouse

The top-floor unit in a condo building, often with a rooftop terrace. Used in the English form in Dominican listings.

Frente al mar

Oceanfront — the property faces the water directly, with the zona marítima in front. Distinct from vista al mar.

Vista al mar

Ocean view — the property can see the water but is not directly on it.

Community and Ownership

Condominio

The legal regime under which a building or development is divided into individually titled units with shared common elements. Each unit has its own Certificado de Título under the regime; the roof, lift, pool and grounds are held jointly and funded through the community fee.

Cuota de mantenimiento

The community or HOA fee — the monthly charge covering security, common-area maintenance, the pool, grounds, and in many communities the electricity and water infrastructure. Its five-year history and the reserve position are read by the buyer's attorney before contract.

Asamblea de propietarios

The owners' assembly — the annual meeting at which owners vote on the budget and major decisions. Its minutes are the governance record.

Fondo de reserva

The reserve fund — money set aside by the community for major works. A funded reserve prevents special assessments; its absence signals deferred maintenance.

Administrador

The community administrator — the person or firm managing the community's finances, maintenance and records. The administrator provides the fee history, the minutes and the reserve position on request.

Residencial

A gated residential community. Used in community names — Residencial Hispaniola, Residencial Casa Linda.

Methodology

Definitions reflect Dominican law and standard conveyancing practice. Title and registry terms are governed by Law No. 108-05 on Real Estate Registry. Tax terms and rates — the 3% ITBI, the 2026 IPI threshold of RD$10,695,494, the 18% ITBIS and the CONFOTUR framework under Law 158-01 — are verified against DGII published rates. Capital gains and the mortgage registration tax phase-out follow Law 30-26, enacted 18 June 2026. Land measurement of one tarea as 628.86 m² is standard. The 60-metre maritime zone reflects Dominican law as published. The Dominican Republic has been a party to the Hague Apostille Convention since 2009. This page is reviewed and updated quarterly.